I believe the operator is trying not to break any rules but also strong arm the price up but I am still newer to this so I wanted to see if anyone else has any advice on this.Thank you!

So, is it possible to structure my lease with a nullification clause that if their sale falls through before close, then they can break the lease?

I'd give them a one time break on the rent-whatever you think is fair. 

@Francis FitzgeraldIf I were in your shoes, I would make a firm break and walk away from the investment side of this relationship.

My understanding is that CRE is a difficult field to break into so I am trying to set myself up now.

If they are already breaking their lease terms, they are going to do other things.

Only a few have ever left early and all chose the early termination route as it's cheap and a clean break.

My opinion, your property manager will make or break you 100%.

It seems that private money lenders do not exist that will cover 100% of the cost  How is somebody supposed to break through this problem while not risking a house that is paid off and trying to stay out of debt in that house? 

If so, you should still break even, worst case.What if your repair estimates are wrong?